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Variance","grounds":"PERMIT FOR THE USE *MULTI-FAMILY HOUSEHOLD LIVING (4 UNITS) IN AN EXISTING ATTACHED STRUCTURE.","status":"Prepare Meeting","outcome":null,"date":"2026-09-30","number":"ZP-2026-002328","relatedPermit":"ZP-2026-002328"}],"taxYears":[{"year":2014,"total":1032.09,"principal":701.16,"interest":136.73,"penalty":49.08},{"year":2015,"total":965.19,"principal":701.16,"interest":73.62,"penalty":49.08},{"year":2016,"total":887.7,"principal":732.45,"interest":10.98,"penalty":7.32}],"taxNet":2884.98,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45500,"taxable":45500,"land":45500,"improvement":0,"taxableLand":45500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":300000,"taxable":300000,"land":42750,"improvement":257250,"taxableLand":42750,"taxableImprovement":257250,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":300000,"taxable":300000,"land":42750,"improvement":257250,"taxableLand":42750,"taxableImprovement":257250,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":585000,"taxable":585000,"land":83363,"improvement":501637,"taxableLand":83363,"taxableImprovement":501637,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":661400,"taxable":661400,"land":94250,"improvement":567150,"taxableLand":94250,"taxableImprovement":567150,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":661400,"taxable":661400,"land":94250,"improvement":567150,"taxableLand":94250,"taxableImprovement":567150,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":661400,"taxable":661400,"land":94250,"improvement":567150,"taxableLand":94250,"taxableImprovement":567150,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":769700,"taxable":769700,"land":153900,"improvement":615800,"taxableLand":153900,"taxableImprovement":615800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":769700,"taxable":769700,"land":153900,"improvement":615800,"taxableLand":153900,"taxableImprovement":615800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":736500,"taxable":736500,"land":147300,"improvement":589200,"taxableLand":147300,"taxableImprovement":589200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":736500,"taxable":736500,"land":147300,"improvement":589200,"taxableLand":147300,"taxableImprovement":589200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":701000,"taxable":701000,"land":140200,"improvement":560800,"taxableLand":140200,"taxableImprovement":560800,"exemptLand":0,"exemptImprovement":0}],"taxNow":10310,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"484816","date":"2013-07-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-07-24","scope":"VACANT LOT"},{"number":"486142","date":"2014-02-04","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-02-12","scope":"FOR THE ERECTION OF AN ATTACHED 3 STORY STRUCTURE WITH A CELLAR FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR AND THREE (3) FAMILY DWELLING ON THE FIRST, SECOND AND THIRD FLOORS. *USE REGISTRATION AND C.O. PERMITS REQUIRED PRIOR TO OCCUPANCY OF FIRST FLOOR COMMERCIAL SPACE* **SEPARATE M,E,P AND FIRE SUPPRESSION PERMITS REQUIRED**"},{"number":"540453","date":"2014-06-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-02-12","scope":"INSTALL NEW 1\" WATER SERVICE, 6\" LATERAL, 5\" SOTRM & SANITARY CURB TRAP & FAI (MIXED USE) PA20141541069 SELF-CERIFICATION'S ARE NO LONGER PERMITTED - ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"549664","date":"2014-07-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-09-11","scope":"AMEND PERMIT AP# 498138 TO CHANGE CONTRACTOR."},{"number":"549814","date":"2014-07-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-02-10","scope":"FOR THE INSTALLATION OF THREE (3) HEAT PUMPS AND SUPPLEMENTAL BATHROOM EXHAUST AND DUCTWORK IN A THREE-STORY, MIXED USE STRUCTURE. ALL APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS."},{"number":"537846","date":"2014-08-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-02-10","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A THREE (3) FAMILY DWELLING AND COMMERCIAL SPACE IN ACCORDANCE WITH NFPA 13 & 13R STANDARDS. SYSTEM TO BE PROVIDED VIA A 2\" FIRE SERVICE MAIN LINE AND TO INCLUDE A 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK PER APPROVED PLANS/APPLICATION. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"549916","date":"2014-08-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-02-10","scope":"6-LAVS, 4-KITCHEN SINKS, 6-TOILETS, 5-SHOWERS & 3-LAUNDRY (MIXED USE)"},{"number":"552135","date":"2014-09-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-27","scope":"NEW ELECTRIC WIRING,PANELS,AND SERVICE 300A 5 METERS PER 2008 NEC (MIXED USE)*NO FIRE ALARM*"},{"number":"575192","date":"2015-01-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-27","scope":"FIRE ALARM SYSTEM AS PER NEC 2008 & NFPA 72 (MIXED USE)"},{"number":"ZP-2026-002328","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"12 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×6"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"656060","type":"Rental","status":"Inactive","businessName":"ZAFAR AND FAISAL REAL ESTATE","legalName":"ZAFAR AND FAISAL REAL ESTATE","address":"390 MONASTERY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2015-02-23","latestIssueDate":"2025-04-30","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"}],"licenseActivity":[{"number":"656060","type":"Rental","businessName":"ZAFAR AND FAISAL REAL ESTATE","legalName":"ZAFAR AND FAISAL REAL ESTATE","issuedDate":"2015-02-23","latestIssueDate":"2025-04-30","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["12 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2026-002328: Prepare Meeting; related permit ZP-2026-002328. Use permit #484816: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2026-002328 (Denied).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"12 open L&I violations","finding":"19 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 11, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 13, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}